Most people have permitted development rights on their property that allow them to make certain changes without the need to apply for planning permission. In some cases, these rights can achieve significant results that would not be permitted were you to seek planning permission.
However, the definition of permitted development is not straightforward – the laws governing it stretch to nearly 300 pages. It is also true that the only body able to rule whether a project is covered by permitted development rights is the local planning authority.
We therefore always start every project with the assumption that it will need planning consent, and we will always submit plans to the local planning authority as part of our wider Stage One process. We do it because it’s a small step that brings vital reassurance.
Why we always submit plans to your local planning authority
During our Stage One process we’ll survey your existing building to produce accurate measured drawings, and we’ll discuss your needs, wants and desires and use them to draw up plans for a design you’re excited about.
The process gives us the opportunity to think carefully about how the extension will fit with your existing home. We can see ideas brought to life, consider options and iron out problems early on. After all, it is cheaper to test ideas on paper than it is in bricks and mortar.
Very often, for example, we find that people don’t need as much extra space as they thought, they just need to make better use of the space they already have. (For more on this, see What you take away is more important than what you add and Seven tips for making a space feel bigger.) The smaller the space we build, the less it will cost and the less time it will take, which are both valuable benefits.
Practically speaking, by drawing up plans you will be able to communicate your ideas to the people who will need to cost and build it. They will be used as the starting point for Stage Two of our process, which gives building contractors all the information they need to provide an accurate cost to build your project.
The process of drawing up plans gives you the foundations of a successful project. Once everyone is agreed on the best way forward for the scheme, we submit the plans to your local planning authority to confirm whether planning consent is required.
If your project falls under permitted development rights and doesn’t need planning permission, you will receive written confirmation of this. This provides vital evidence if anyone challenges the project in the future.
If it does need planning permission, you will have completed all the work necessary to seek that permission and hopefully gain consent.
Building without planning permission does not mean building without plans
Ultimately, it’s sensible to seek confirmation that you have permitted development rights and can begin building without planning permission. Permitted development rights can change over time. They can also be removed by previous planning consents or because your property is in a conservation area or in the curtilage of a listed building, for example.
The worst scenario would be to complete a building project only to discover that planning consent was in fact required and may not be forthcoming. This could ultimately lead to building work needing to be removed.
Even if you do have permitted development rights, we consider that drawing up plans is still an essential part of the process because they are the foundations of a successful project.
